Frazione San Croce, Spoleto
Tribunale: Spoleto RGE: 121/2024 PVP: 4602355 SPOLETO (PG) FRAZIONE SANTA CROCE Diritti di proprietà pari a 1000/1000 su immobile ubicato a Spoleto (PG) - Frazione Santa Croce, piano T-1 . Immobile principale ad uso abitazione, posto al piano terra, in pessimo stato di conservazione ed in completo abbandono;…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listing- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction at €17,250, not a normal purchase, and the property is in severe disrepair: the main dwelling is abandoned while adjoining structures are completely collapsed or have partial roof collapses. At roughly €1,100/m² for restoration, the effective cost approaches €99,750 before auction, legal and structural risks.
More on the house and the area
The photos show attractive modern interiors, but the listing explicitly says they are only illustrative and do not represent the real property. The actual home is abandoned and in very poor condition, with collapsed ancillary buildings, so this is a redevelopment project rather than a usable Italian home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€30,000 – €44,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- The listing states that the property is in very poor condition and completely abandoned.
- Associated outbuildings have collapsed, including partial roof collapse.
- The advertised images are explicitly illustrative and not photographs of the actual property.
- Auction purchase and buildability/legal due diligence would be essential.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 74/100The cluster is in the Spoletino at the foot of the Monti Martani and below Monteluco, the wooded hill immediately above Spoleto. The Tessino runs through the town and the Valle Umbra opens north toward Foligno, while the Nera valley and the lower Valnerina are close to the east. Monteluco is protected as a regional park area. Spoleto is the nearest town of size and has a substantial historic centre, the Rocca Albornoziana, the Roman theatre and the Ponte delle Torri. The area is known for its olive groves and for the Festival dei Due Mondi.